RIVERPLACE PARCEL 3 DESIGN ADVICE REQUEST PACKET 02.05.2016 OVERVIEW Project Team Developer Bridge Housing Development Consultant Williams & Dame Architect Ankrom Moisan Architects General Contractor Hoffman Construction Civil Engineer Humber Design Group Structural Valar Engineering Landscape Lango Hansen Landscape Architects Mechanical and Plumbing Interface Engineering Electrical Reyes Engineering 2 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet DAR GOALS Our Goals For Design Advice Request #1 Are to Understand: Client Goals Program Site Design Concepts Site Plan Massing Approach Exterior design Concepts 3 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet SITE CONTEXT Zoning information Project Location Central city - downtown district Project Address: 2095 SW River PKWY Portland, OR 97201 Portland Downtown Neighborhood: PER MAP 510.3 : Maximum Allowed Building Height 150' Jurisdiction: Portland / Multnomah PER MAP 510.2 and sections 33.510.210: PROPERTY INFORMATION Lot Size: 87,636 sq. ft. FAR Allowed Lot Area Total Allowed Base 4:1 87,636 x4 350,544 SF Building Footprint: 56,860 sq. ft (at ground floor) Base+Bonus 3:1 87,636 x7 613,452 SF . 69,020 sq. ft. (at parking level) Zoning GSF: +/-400,000 sq. ft. Base Zone: CX (Central Commercial) Area and floor height bonuses PER 33.510.200-210 Overlay: d (Design) g - (River General) 33.510.200 Floor Area Ratios Plan District: CC - (Central City) • Generally. The maximum floor area ratios for all sites in the Central City plan district are shown on Map 510-2 Urban Renewal Area: North Macadam at the end of this chapter. Floor area ratios greater than shown on Map 510-2 are prohibited unless allowed by Subsections C. through G., below, or by 33.510.210 C. Limit on increased floor area. BASE ZONE development standards • Increases in FAR, whether by transfers of floor area or bonus floor area options, of more than 3 to 1 are FAR: 4:1 prohibited. Bonus FAR: 3:1 Max Coverage: No limit 33.510.210 Floor Area and Height Bonus Options Max Height: 150 ft. Setbacks: 0' from street 0 min. 0 max. C. Bonus floor area options. Garage Setbacks: 5'/18' 1. Residential bonus option. *Per easement agreement with adjacent property easement is for light, air, and access • In specified areas, proposals that include Residential uses receive bonus floor area. New development and alterations to existing development are eligible for this bonus. Min. Landscape Area: None • In the CX and EX zones outside of the South Waterfront Subdistrict and the North Pearl Subarea, for each square Ground Floor Window Standards: Yes foot of floor area developed and committed as housing, a bonus of 1 sq. ft. of additional floor area is earned, Pedestrian Requirements: Yes up to an additional floor area ratio of 3 to 1. Sites in the required residential opportunity areas are eligible for Active Floor Area: SW Moody Ave & SW River Parkway (see maps 510-7) this bonus. Required Building Lines: SW Moody Ave & SW River Parkway (see maps 510-6) • The additional floor area may be used entirely for housing or partially for nonresidential uses. Projects built under building permits issued after July 1, 1998 may commit up to half of their bonus floor area to nonresidential uses. • Residential portions of mixed-use projects using this bonus must be completed and receive an occupancy PARKING AND LOADING REGULATIONS permit in advance or at the same time as an occupancy permit for any nonresidential portion of the project. The property owner must execute a covenant with the City ensuring continuation and maintenance of the housing Distance to Transit Stop: 20' ft. from middle of block on SW River Pkwy by the property owner. The covenant must comply with the requirements of 33.700.060. Loading Requirements: 1 Standard A or 2 Standard B Parking Sector: DT6 Parking Min: None Bike Parking: 1.5/unit (Long Term) 1/20Units (Short Term) 4 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet SITE CONTEXT Transit Oriented 405 HAWTHORNE BRIDGE TILIKUM CROSSING EASTBANK ESPLANADE CLINTON ST BIKE-WAY Transit is visible in every direction on site. Pedestrians, bikes, streetcars, light rail lines, and automobile access are all easily accessed from the site. Directly to the North is the SW River Parkway and Moody Street stop that Downtown services all three Portland Streetcar lines. Bike traffic flows on all sides of the site with a dedicated Bike pathway along the west edge aligned with the Orange light rail line. bike lanes run adjacent to the site along SW River parkway and SW Moody Ave. At the east end of SW River Parkway the bike/ pedestrian path in Waterfront Park is easily accessed. The Orange light rail tracks are Riverplace elevated along the west edge of the site. Hosford - Ladd's Abernethy Addition SITE SITE BLOCK Southwest Streetcar Hills Bike Path MAX Lines Freeways Homestead Corbett - Terwilliger - South Waterfront Lair Hill Brooklyn 5 Ankrom Moisan Architects & Bridge Housing MARQUAM BRIDGE ROSS ISLAND BRIDGE SPRINGWATER TRAIL & Williams and Dame DAR Packet SITE CONTEXT Neighborhood Zones Future Green way South Waterfront Zidell OHSU Tram Riverplace Corbett - Terwilliger - lair hill Downtown 6 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet feet 1000 meters 500 SITE CONTEXT New Development - Changing Neighborhood The neighborhood is on the cusp of major future development. Below are just a few of the projects that are on the boards near the Parcel 3 site. 3) Zidell Block 6 - Lever / GBD Office space 1 SITE 2 1) Hyatt house - sera 4) Zidell Block 4 - Lever / GBD Hotel Mixed use apartment building 3 4 5 2) Knight cancer research Building - srg 7 Ankrom Moisan Architects & Bridge Housing & Williams and Dame 5) OHSU center for health and healing south - zgf DAR Packet Ambulatory care facility and mixed use structure SITE CONTEXT Riverplace, a Distinct Neighborhood The Riverplace district is defined by strong borders including the Willamette River along its east edge. The marina and adjacent park give this unique neighborhood a strong connection to the water. The north end of the neighborhood creates an edge for "the Bowl" that hosts numerous open air public events like the Waterfront Blues Festival. Last Piece of the Puzzle Parcel 3 is the last undeveloped Parcel in the neighborhood that will complete the Southern Edge of the neighborhood. The site SW Montgomery St Marina will form the southern terminus of SW River Drive connecting to the central Riverplace roundabout, park, and waterfront. The site borders and will buffer the neighborhood from significant public infrastructure to the north, including the electrical substation, elevated I-5/I-405 interchanges, and elevated Orange Light Rail Line. All modes of transit whirl about the site with a streetcar stop directly to the south. Movement flows into the neighborhood from downtown on River Parkway around the arch of the site and flows onto South waterfront along Moody Ave. How do we complete the neighborhood? Orange Max Line SW River Drive SW River Pkwy Unique edge conditions i-5 Sub Under Construction SW Moody Ave To i-5 To Station Site 8 Ankrom Moisan Architects & Bridge Housing & Williams and Dame i-405 DAR Packet SITE CONTEXT Riverplace - Diversity of Scale and character Plaza Community 9 SITE CONTEXT Riverplace - Active and connected to the water Caption option on a medium Runners and bikers on to dark background Kayakers on river river trail 10 Water Activities CaptionPortland option Blue's on a Festival medium to Light background Dragon Boating SITE CONTEXT GARDEN DISTRICT & green edge One distinguishing characteristic of Riverplace as a Garden District is the neighborhood's green edges. The Waterfront Park bounds to the north and east and park-like green spaces run along Harbor way to the west. Parcel 3 embraces the garden theme by providing green spaces along easements, notching, and setbacks at the south and west property lines. Dining along Riverplace Poets beach promenade SW Montgomery St SW River PkwySW River Drive Garden opportunities 11 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet Garden spaces throughout Garden "rooms" neighborhood SITE CONTEXT Energy & potential energy The northern portion of Riverplace is activated by the Waterfront Park and Trail, the RiverPlace Hotel, Riverplace Marina, and retail shops along the waterfront promenade. Although there is great potential with favorable proximity to transit and retail, many of the existing retail spaces along SW River Drivel are largely underperforming. There is a unique opportunity for this project to be the catalyst for the neighborhood—drawing energy south along River Drive and potentially activating underutilized spaces. High Energy Potential Energy / Under Performing Retail Garden circles If you look at Riverplace from above you will notice a unique pattern SW Montgomery St of circles dotting the neighborhoods along the western edge of the river. This is formed by a series of vehicular roundabouts, connecting arteries, and circular pathways all gently accented by the lushness of the surrounding green spaces. Parcel3 bookends the circle formed by the roundabout at River and Montgomery. SW River Drive SW River Pkwy 12 Ankrom Moisan Architects & Bridge Housing & Williams and Dame DAR Packet Garden street circles E VE RG M RE M ax A imum E Bu N ilding Heigh C ts & Flo A or B Ar R ea R L atio V s D T H E U V A R B LV H D T City of P 2 ortland 1 1 E V A Vancouver D N 2 9 1 MILL PLAIN BLVD D R 50' (75') D R 80' R E (120') S S E I L ISLAND L O HAYDEN M V B A A D R H D N T M 2 C G 9 R ILL IVR 1 O A S Y B T LV W D 90' S CO L LU L M E B IA 80' 5 - I B D L R V D D N A L T R O E P V A WAY H PORTLAND INTL RACE T R O H N T 4 6 1 34TH ST 30' (55') 45' Portland LO 30' MB ST.